39 Radford Avenue Kidderminster DY10 2ES
Condition: Dated two-bedroom terraced house with outstanding repairs, damp and mould in several rooms.
Evidence considered
- Landlord submitted comparable properties ranging from £800 to £995 pcm plus a 'Best Price Guide', which the tribunal found helpful and relevant
- Tribunal used its own expert knowledge of local rental values alongside the landlord's comparables to set a baseline 'modernised' rent of £850 pcm
- Tribunal applied a £100 pcm downward adjustment to reflect the property's dated condition, outstanding repairs, and damp/mould issues
- Tenant did not submit specific comparable evidence, only an opinion that rent should be £600-£650 pcm
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal relied on landlord-submitted comparables (£800-£995 pcm) and its own expert knowledge to establish a baseline market rent of £850 pcm for the property if modernised and in good condition with white goods/curtains provided. It then deducted £100 pcm to reflect the property's dated condition, outstanding repairs, and damp/mould issues reported by the tenant, arriving at a determined rent of £750 pcm.
Read the original decision (PDF, GOV.UK)
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